2026 North Ogden & Chili 'Value Boundary' Cheat Sheet
The microscopic shifts Zillow misses. Use this in every value audit.
1. The "Equalization" Factor (The $3.36 Riga Swing)
The most misunderstood number in real estate is the Equalization Rate. In 2026, the Town of Riga hit a 100% Equalization Rate, while towns like Chili and Ogden shifted slightly (98% and 99% respectively).
The Impact: Because Riga hit 100%, their estimated school tax rate dropped from $17.77 to $14.41.
The Opportunity: If you are selling a home in Riga or on the Ogden/Riga border, your property is now more affordable to a buyer on a monthly basis than it was last year—even with the 3.31% levy increase.
2. The Churchville-Chili (C-C) 3.31% Levy vs. Your Bill
The C-C school budget for 2025-26 passed with a 3.31% levy increase. However, because of rising property values across the district, the Estimated True Value Tax Rate actually dropped from $14.57 to $14.41.
Key Insight: Don't let "3.31% increase" headlines scare you. Most homeowners are seeing a stable or slightly lower rate, even if their assessed value went up.
3. The North Ogden (14559) "Village Premium"
Homes in North Ogden that fall into the Spencerport Central School District currently face an estimated tax rate of $15.41.
Why it matters: Buyers are willing to pay this $1.00/thousand premium for proximity to the Village of Spencerport and its municipal electric savings.
Appraiser's Note: When I audit these homes, I don't just look at the house; I calculate the Utility vs. Tax offset. Often, the lower electric bills in the Village area justify a higher sale price than a house in a higher-tax, non-municipal electric zone.
4. 2026 Local Snapshot: What $1,000 in Taxes Buys You
| Town / Area | School District | 2025-26 Est. Tax Rate |
|---|---|---|
| Ogden (14428) | Churchville-Chili | $14.34 |
| Village of Spencerport | Spencerport | $15.41 |
| Town of Chili | Churchville-Chili | $14.49 |
| Churchville (Village) | Churchville-Chili | $14.20 |
How to Use This in Your Follow-Up:
When you send the audit, highlight one of these rows. Tell the seller:
"Because your home is in the $14.20 zone (Churchville Village), a buyer's mortgage payment is actually $25/month lower than the house three streets over in the $14.49 zone. We are going to use that 'monthly savings' to push your asking price higher."
Next Step for You
Your manual value audit is in progress. We're pulling the latest 2026 data for your specific pocket—school boundary, equalization rates, and comps Zillow doesn't track.
Questions? Reply to this email or call (585) 698-5599.
— Eric Tramontana
40-Year Real Estate Appraiser & Expert
Hallmark Properties NY
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